The Legal Jargon: Staying Out of Trouble with Laws and Regulations

When it comes to managing rental properties, there’s more at stake than collecting rent or fixing broken appliances. The real work—the part that protects your investment, your tenants, and your peace of mind—lives in the legal fine print. Oregon landlord-tenant law (ORS) is complex, detailed, and constantly evolving, and for landlords who want to do right by their renters, mastering that legal jargon isn’t just important—it’s essential!

At Delavan PDX Property Management, we’re not afraid of the rules. In fact, we thrive on them. Because following the law isn’t about red tape or paperwork—it’s about diligence and proactiveness. It’s ensuring every tenant feels safe and every owner feels protected. And if we do our job right, professional property managers create something stronger than a lease—we create a community built on trust.

Let’s dive into the laws, notices, protections, and responsibilities that shape every rental relationship—and show how passionate compliance isn’t just smart business, it’s the right thing to do.

Know the Law, Protect the Relationship

Oregon’s landlord-tenant law covers everything from deposits and rent collection to eviction timelines and maintenance duties and repairs. It’s a lot. And if you’re not paying attention, even a small mistake—like posting a notice the wrong way or charging a fee that’s not allowed—can cost you thousands and damage your credibility with tenants.

But here’s the good news: you don’t have to memorize it all! That’s our job. Delavan has built our reputation on keeping up with the details and applying the law with precision, empathy, and consistency. When you work with us, you’re not just protected—you’re part of a happy and profitable relationship with the tenants and Delavan.

Notices Matter: Respecting Space and Time

One of the simplest but most overlooked rules in Oregon? The 24-hour notice of entry.

If a landlord needs to enter a unit—for maintenance, inspection, or even just to check a filter—they’re legally required to give the tenant written notice at least 24 hours in advance. No surprise visits. No unannounced drop-ins. Not only is it the law, it’s basic human decency. At Delavan, we are stringent with our notices. We know we only need to supply 24 hour notice, but when possible, we extend that timeline to our tenants to show that we care enough to ensure they can make arrangements for animals or children (if needed).

But if it’s an emergency? Such as a burst pipe? Our tenants will be called, texted, and emailed in minutes so they know that a vendor is headed out to protect their belongings and mitigate damage as fast as possible. Other companies may think that is over-communication. but strong and thorough communication is one of our largest values to tenants and owners.

At Delavan, we treat tenants’ homes like their own—because they are. We give proper notice, we document every interaction, and we build goodwill through respect, which sets the tone for a wonderful relationship and tenancy.

Screening With Care—and the Law

Finding a good tenant is important, but finding one the right way is even more critical. That means following fair housing laws to the letter. No exceptions. No shortcuts.

Discrimination—whether intentional or not—has no place in housing. We never make decisions based on race, gender, religion, family status, income source, or disability. Every applicant gets the same fair chance. That’s not just the law—it’s our core belief. And yes, that includes being prepared to accommodate ESA animals (Emotional Support Animals). These aren’t pets. They’re medically necessary for some people.

We lead with compassion and back it up with the law.

Rent Isn’t Late Until It’s Late

Rent issues happen. Life happens. And when it does, the law lays out clear steps that landlords must follow before they can take action.

That’s why we have a structured, respectful process:

Wait for the legal grace period to pass.
Send out reminder notices that rent is considered late beginning on the 5th day of the month.
Do a check in directly with the tenants to see if we are able to assist them, if applicable.
Send written notices that follow all timing and language requirements once the grace period passes (10 day late rent notices)
Offer solutions like payment plans when possible.
Document everything with clarity and care.

We don’t chase tenants. We don’t threaten. We manage these situations with the same professionalism we’d want if the roles were reversed. And when tough decisions have to be made, we make them with the law—and kindness—on our side.

ESA Animals: We Comply – And We Verify

At Delavan, we respect the role that Emotional Support Animals (ESAs) play in the lives of tenants who genuinely need them. We comply fully with Oregon landlord-tenant law and federal fair housing laws, which protect a tenant’s right to have a verified ESA—even in homes with a no-pet policy.

That said, compliance doesn’t mean blind acceptance. We don’t just rubber-stamp any document that’s handed to us. We require valid, written documentation from a licensed healthcare provider—not an online certificate, not a generic form from a pet supply site, and definitely not a letter dated years ago without verification.

We check that the letter:

Is current
Comes from a legitimate, licensed medical or mental health professional
Clearly states the tenant’s need for an ESA under fair housing guidelines
Meets all HUD and Oregon fair housing standards

This isn’t about being difficult—it’s about doing things correctly. Landlords have rights, too. And our job is to protect your property while also ensuring that valid ESA requests are respected with the seriousness they deserve.

We take this process seriously because when it’s done right, everybody wins—tenants with legitimate needs are supported, and landlords stay fully compliant and protected.

Local Laws Are Always Changing

Portland has some of the most tenant-friendly laws in the country, including unique rules around screening, security deposits, and even relocation assistance. But it doesn’t stop there. Every city—such as Milwaukie- may begin to adopt City of PDX laws as their own.

Trying to keep up with these changes on your own can be overwhelming. That’s why we stay ahead of the curve. We read the updates. We attend Continuing Education Classes. We adjust policies before problems arise. We update leases with new statutes to ensure compliance is met on all sides.

You’ll never be caught off guard when Delavan is on your team!

Legal Leases That Cover It All

Your lease isn’t just a form—it’s a legally binding agreement that defines your entire relationship with a tenant. If it’s missing key terms or includes something outdated, you could be putting your whole investment at risk.

One item we encounter from private landlords looking to make a change is seeing that the lease they put into place is not compliant and in many ways, illegal to enforce upon their tenants.

We create customized, state-compliant lease agreements that cover everything—rent due dates, repair responsibilities, guest policies, move-out procedures, and more. No fluff. No holes. Just clear, enforceable terms that protect both parties and prevent confusion later on. And when an inherited tenant’s time comes to renew, we offer to bring them onto a Delavan lease which provides the utmost protections to our Owners.

Evictions: The Last Resort, Done the Right Way

Let’s be real—no one wants to talk about evictions. They’re hard, expensive, and time consuming. They can be mentally draining. But sometimes, they’re necessary. And when they are, we don’t take shortcuts. We do it right.

Oregon has strict eviction rules. From notice periods to court filings, every step must follow exact procedures. If you skip a step or word something incorrectly, the whole case could be thrown out. City of PDX has its own special forms one must include as well to even start the process!

That’s why we handle every eviction by the book—with documentation, legal notices, and, when needed, representation in court. We stay calm, professional, and legally grounded—no matter how tough the situation gets.

Passionate Compliance Builds Better Communities

Here’s the heart of it: compliance isn’t just a checklist—it’s a mindset. When we honor the law, we create safer homes. When we respect tenants, they respect their space. And when we lead with empathy and professionalism, we turn renters into long-term residents who care.

This is how strong rental communities are built.

At Delavan, we’re not here to cut corners or test boundaries. We’re here to raise the bar—and to help property owners do the same.

What Delavan Brings to the Table

Here’s what you get when you trust us with your compliance:

Legally sound lease agreements
Fair housing-approved screening systems
Proper 24-hour notice of entry procedures
Knowledge of ESA and support animal laws
Professional handling of rent issues and late notices
Local regulation compliance across Portland, Lake Oswego, Tigard, and beyond
Eviction process guidance, filings, and court representation if needed

Let’s Keep You Out of Trouble—and Ahead of the Curve

If you’re feeling unsure about all the rules, that’s okay. The truth is, it’s a lot to take in! But you don’t have to figure it out alone.

Delavan PDX Property Management is here to be your legal safety net—and your values-driven partner. We’ll help you stay compliant, stay respectful, and stay in control, no matter where your property is or how the laws may change. Our multiple walkthroughs a year (complete with photos) enables our Owners to have eyes on their property year-round.

We don’t just talk about doing things the right way—we live it, every day. Let’s build a rental experience that’s safe, fair, and built to last. Reach out today! We are here to support you in all of your property management needs.

Explore More in Our Unraveling Series:

What Do Property Management Companies Do? The Real Estate Sidekicks You Didn’t Know You Needed!
The Daily Grind: Tasks That Make Property Managers Superheroes (Without Capes)
Tenant Relations: The Art of Keeping Tenants Happy (or at least not calling you at 2 AM)
Bills and Balances: How Property Management Companies Handle Money Like Pros
The Legal Jargon: Staying Out of Trouble with Laws and Regulations
COMING SOON: The Marketing Magic: How We Fill Vacancies Faster than You Can Say “Rent”